3640 Treasure Cove Cir · Winding Cypress, FL 34114

$575,000

3 bd · 3.0 ba · 2,006 sqft · SingleFamily public records · 45 Days on market

Built 2014 0.30 ac lot $303/mo HOA · 5% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

STUNNING "COPPER COVE" UPGRADED ($100,000+/-) FURNISHED 3 BEDROOM, DEN, 3 BATH, 2 CAR GARAGE FAMILY HOME. This is a ABSOLUTE must-see home that blends AFFORDABILITY, VALUE, comfort, privacy, and Southwest Florida style in the desirable LOW HOA FEE Community. This HOME features a highly desirable split-bedroom floor plan offering 3 bedrooms, den and 3 full bathrooms, including two MASTER BEDROOMS, each with its own private en-suite—ideal for multi-generational living, DUAL OWNERSHIP, guests or a great seasonal retreat. VAULTED CEILINGS, crown molding throughout, tile flooring in all main areas, lots of glass windows and 8' sliders, makes the home LIGHT-BRIGHT-SUNNY year round

Key facts

• Level 5 granite tops
• Wood cabinetry
• Granite countertops

Tags

• SPLIT-BEDROOM FLOOR PLAN
• CHEFS KITCHEN
• WOOD CABINETRY
• LEVEL 5 GRANITE TOPS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Part of a community with 217 units; building contains a single unit and the development has one floor; Possession at closing
• HOA & community: Mandatory HOA; Quarterly master HOA fee; Professional management; Community amenities include bike and jog path, sidewalks, streetlights and underground utilities; Maintenance covered: cable, internet/Wi‑Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, reserves, street lights and street maintenance; Total annual recurring fees listed

Exterior

• Parking: Attached 2-car garage
• Security: Gated community; Electric and manual shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; One-story ranch; Corner property; West rear exposure; Residential property in Copper Cove Preserve
• Construction: Built in 2014; Concrete block construction; Stucco exterior; Tile roof; Single-hung, sliding and transom windows
• Exterior features: Patio; Pond/ lake view; Irrigation from lake/canal; Corner lot; Irregular-shaped lot; Lakefront/pond setting

Interior

• Kitchen: Island; Walk-in pantry; Cooktop (electric); Dishwasher; Disposal; Microwave; Self-cleaning oven; Refrigerator/freezer; Refrigerator with icemaker; Breakfast bar; Dining area open to family room
• Bedrooms: 3 bedrooms plus den; First-floor bedroom; Master bedroom on ground level; Split bedroom plan; Two master suites
• Flooring: Brick; Carpet; Tile
• Bathrooms: 3 full bathrooms; Master baths with dual sinks; Master baths with separate tub and shower; Combo tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Den (study); Great room; Guest bath; Guest room; Screened lanai/porch
• Laundry & utility: Laundry in residence; Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $575k).
• Recommended offer: $558k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.2%/yr); 900 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $6,510/mo this rent would consume 87% of the median local household income ($89k/yr) (locally 550% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $4k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.5% appreciation + 3.2% rent growth), your $161k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($558k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $286k; list at $575k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $557,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $3,510
• Equity at exit: $125,645

10-year hold

• IRR: 8.0%
• Equity multiple: 1.73×
• Total profit: $118,245
• Equity at exit: $121,031

Cash invested: $161,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $6,510 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$255 /mo · $3,064/yr
• Insurance: −$240
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$303
• Vacancy / Maint / Mgmt: −$1,367
• Net cashflow: $903

Break-even live

Break-even rent $5,367

Max offer price $575,000

Occupancy floor 81%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3837 Ruby Way Naples, FL	4.0	3.0	2293	$9,500	$4.14	23d	1	0.23mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	23d	1	0.46mi
3975 Deer Crossing Ct #201 Naples, FL	3.0	2.0	2101	$7,500	$3.57	23d	1	0.48mi
3940 Deer Crossing Ct Unit 4-203 Naples, FL	3.0	2.0	2166	$7,500	$3.46	23d	1	0.50mi
3985 Deer Crossing Ct #201 Naples, FL	3.0	2.0	1981	$5,795	$2.93	23d	1	0.50mi
3930 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1950	$2,530	$1.30	14d	1	0.51mi
3960 Deer Crossing Ct Unit 6-204 Naples, FL	3.0	2.0	2329	$8,500	$3.65	23d	1	0.51mi
9515 Campanile Cir Naples, FL	3.0	3.0	2318	$20,000	$8.63	23d	1	0.56mi
3860 Cotton Green Path Dr Naples, FL	4.0	3.0	2300	$12,000	$5.22	23d	1	0.60mi
9571 Mussorie Ct Naples, FL	3.0	3.5	2117	$12,500	$5.90	23d	1	0.60mi
847 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,950	$1.96	23d	1	0.63mi
1157 Enbrook Loop Naples, FL	2.0	2.0	1503	$3,000	$2.00	23d	1	0.63mi
842 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,800	$1.86	23d	1	0.64mi
9224 Campanile Cir Unit 203 Naples, FL	3.0	3.0	2512	$6,495	$2.59	14d	1	0.66mi
9242 Tesoro Ln Unit 1-102 Naples, FL	3.0	3.0	2237	$3,000	$1.34	23d	1	0.67mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	23d	1	0.67mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	23d	1	0.68mi
9205 Museo Cir Unit 201 Naples, FL	4.0	3.0	3000	$10,000	$3.33	14d	1	0.68mi
9243 Tesoro Ln Unit 2 Naples, FL	3.0	3.0	2100	$6,500	$3.10	14d	1	0.68mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	14d	1	0.70mi
7673 Mulberry Ln Naples, FL	4.0	3.0	2575	$18,000	$6.99	14d	1	0.70mi
9209 Museo Cir Unit 102 Naples, FL	3.0	3.0	2502	$7,200	$2.88	14d	1	0.72mi
9239 Tesoro Ln Unit 3-203 Naples, FL	3.0	3.0	2300	$8,000	$3.48	23d	1	0.72mi
9630 Campanile Cir Naples, FL	3.0	3.0	2283	$15,000	$6.57	23d	1	0.73mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	21d	1	0.75mi
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	23d	1	0.75mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	14d	1	0.76mi
1973 Yellowfin Cir Naples, FL	4.0	3.0	2894	$9,800	$3.39	23d	1	0.76mi
9255 Museo #103 Naples, FL	3.0	3.0	2100	$9,000	$4.29	23d	1	0.76mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	14d	1	0.77mi
2057 Yellowfin Cir Naples, FL	3.0	3.0	2080	$7,800	$3.75	23d	1	0.78mi
1937 Yellowfin Cir Naples, FL	3.0	2.0	2214	$3,830	$1.73	21d	1	0.80mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	14d	1	0.81mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	23d	1	0.85mi
9259 Museo Cir #102 Naples, FL	3.0	3.0	2100	$4,150	$1.98	23d	1	0.85mi
9267 Museo Cir Unit 204 Naples, FL	3.0	3.5	2100	$5,200	$2.48	23d	1	0.86mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	14d	1	0.88mi
9006 Cascada Way #101 Naples, FL	3.0	2.0	2408	$7,950	$3.30	23d	1	0.88mi
2147 Yellowfin Cir Naples, FL	4.0	3.0	2615	$11,000	$4.21	23d	1	0.88mi
2122 Yellowfin Cir Naples, FL	4.0	3.0	2200	$3,200	$1.45	14d	1	0.90mi

HOA detail

• Monthly dues: $303 · $3,636/yr

Listing history 32 events

1. 2026-06-18
   days on market $575,000 Active 45 DOM
2. 2026-06-17
   days on market $575,000 Active 44 DOM
3. 2026-06-16
   days on market $575,000 Active 43 DOM
4. 2026-06-15
   days on market $575,000 Active 42 DOM
5. 2026-06-14
   days on market $575,000 Active 40 DOM
6. 2026-06-10
   days on market $575,000 Active 37 DOM
7. 2026-06-09
   days on market $575,000 Active 36 DOM
8. 2026-06-08
   days on market $575,000 Active 35 DOM
9. 2026-06-07
   days on market $575,000 Active 34 DOM
10. 2026-06-03
    days on market $575,000 Active 30 DOM
11. 2026-06-02
    days on market $575,000 Active 29 DOM
12. 2026-06-01
    days on market $575,000 Active 28 DOM
13. 2026-05-31
    days on market $575,000 Active 27 DOM
14. 2026-05-30
    days on market $575,000 Active 26 DOM
15. 2026-05-04
    listed $575,000 Active
16. 2026-03-26
    historical
17. 2026-03-17
    price $569,900
18. 2026-01-24
    price $579,900
19. 2026-01-23
    listed $549,900 Active
20. 2026-01-20
    historical
21. 2025-12-10
    listed $599,900 Active
22. 2025-05-10
    historical
23. 2025-03-21
    price $599,900
24. 2025-02-17
    price $629,900
25. 2025-01-11
    listed $649,900 Active
26. 2024-05-16
    historical
27. 2024-03-20
    listed $669,900 Active
28. 2015-08-05
    historical
29. 2015-04-02
    listed $339,900 Active
30. 2014-09-25
    soldstatus $286,200
31. 2014-09-25
    price $292,785
32. 2014-04-30
    listed $286,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,064 · $255/mo
• Projected year-2 tax: $4,772 · $398/mo
• Expected delta: +$1,708/yr (+$142/mo · 55.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,123
• − Mortgage interest: −$32,209
• − Property taxes: −$3,064
• − Insurance: −$7,994
• − Repairs & maintenance: −$6,250
• − Management: −$6,250
• − HOA: −$3,636
• − Depreciation: −$16,727
• Taxable income: $1,993
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $10,361/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 of 73 in FL

Livability — Winding Cypress

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 550.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• Metro: Naples-Marco Island, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+100.9% since first listed

18 events — show timeline

• 2026-05-04 Listed $575,000 NAPLESMLS
• 2026-03-26 Listing Removed — NAPLESMLS
• 2026-03-17 Price Changed $569,900 NAPLESMLS
• 2026-01-24 Price Changed $579,900 NAPLESMLS
• 2026-01-23 Listed $549,900 NAPLESMLS
• 2026-01-20 Listing Removed — NAPLESMLS
• 2025-12-10 Listed $599,900 NAPLESMLS
• 2025-05-10 Listing Removed — NAPLESMLS
• 2025-03-21 Price Changed $599,900 NAPLESMLS
• 2025-02-17 Price Changed $629,900 NAPLESMLS
• 2025-01-11 Listed $649,900 NAPLESMLS
• 2024-05-16 Listing Removed — NAPLESMLS
• 2024-03-20 Listed $669,900 NAPLESMLS
• 2015-08-05 Listing Removed — NAPLESMLS
• 2015-04-02 Listed $339,900 NAPLESMLS
• 2014-09-25 Price Changed $292,785 NAPLESMLS
• 2014-09-25 Sold (MLS) $286,200 NAPLESMLS
• 2014-04-30 Listed $286,200 NAPLESMLS

Property tax history

+32.6%/yr

Latest (2025): $3,064 · +7.0% YoY. Source: county tax records.